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SUMMARY
We analyzed villa rental yields in the Croatian Islands, as of 2026, for residential villa buyers using the raw dataset provided. The work covers sale prices, monthly rent estimates, gross yields, net yields, local tourism demand, villa operating leakage, and island-specific ownership risks.
This article is updated regularly, so the figures should be read as a May 2026 snapshot of the Croatian Islands villa market rather than a permanent valuation.
The Croatian Islands covered here are the main investable villa markets of Hvar, Brač, Korčula, Krk, Lošinj, Pag, Rab and Vis. The local currency is the euro, and all table values remain in euros.
The strongest net-yield signal is in Novalja on Pag, where estimated net yields reach 4.2% to 4.5%. That is the highest income profile in the dataset, but it also comes with more seasonal and nightlife-linked demand.
The best risk-adjusted villa rental yield areas are usually Supetar, Malinska, Stari Grad, Rab Town/Palit and Krk Town. These areas do not always have the highest headline yield, but they combine practical access, tenant depth, and more credible resale liquidity.
Hvar Town, Sutivan, Lumbarda and Vis Town/Kut look weaker for buyers focused mainly on rental income. They can be excellent lifestyle locations, but purchase prices are high relative to realistic annual rent, which compresses net yield.
The 3-bedroom villa is usually the safest beginner format in the Croatian Islands. It has broader family demand than a 2-bedroom villa and a lower maintenance burden than a 4-bedroom villa.
Four-bedroom villas can earn strong summer rent, especially in Hvar Town, Bol, Lumbarda and Vis Town/Kut. The problem is that pool care, garden work, repairs, cleaning, vacancy, management and security costs often absorb much of the headline rent.
For a foreign individual buyer, the practical takeaway is simple. Compare net yield, ferry or bridge access, villa condition, pool and garden costs, property management, title quality, rental rules, occupancy risk and resale liquidity together before buying a villa in the Croatian Islands.
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Villa rental yields in the Croatian Islands in 2026
This table compares villa rental yields in the Croatian Islands by neighborhood and villa type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas. Where the raw dataset supports it, the wider analysis also considers annual ownership and operating costs, occupancy risk, time to rent, main demand, main risk, and investment profile.
Finally, please note you'll find much more detailed data in our real estate pack about the Croatian Islands.
| Neighborhood | 2-bedroom villa average purchase price | 2-bedroom villa average monthly rent | 2-bedroom villa gross rental yield | 2-bedroom villa net rental yield | 3-bedroom villa average purchase price | 3-bedroom villa average monthly rent | 3-bedroom villa gross rental yield | 3-bedroom villa net rental yield | 4-bedroom villa average purchase price | 4-bedroom villa average monthly rent | 4-bedroom villa gross rental yield | 4-bedroom villa net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Bol (Brač) | €650,000 | €2,600 | 4.8% | 3.5% | €920,000 | €3,900 | 5.1% | 3.7% | €1,300,000 | €5,800 | 5.4% | 3.9% |
| Hvar Town (Hvar) | €980,000 | €3,600 | 4.4% | 3.1% | €1,350,000 | €5,600 | 5.0% | 3.5% | €1,900,000 | €8,200 | 5.2% | 3.6% |
| Jelsa (Hvar) | €430,000 | €1,850 | 5.2% | 3.8% | €650,000 | €2,850 | 5.3% | 3.9% | €950,000 | €4,100 | 5.2% | 3.8% |
| Korčula Town (Korčula) | €460,000 | €1,900 | 5.0% | 3.6% | €700,000 | €3,000 | 5.1% | 3.8% | €1,030,000 | €4,500 | 5.2% | 3.8% |
| Krk Town (Krk) | €520,000 | €2,200 | 5.1% | 3.8% | €780,000 | €3,300 | 5.1% | 3.8% | €1,120,000 | €4,800 | 5.1% | 3.8% |
| Lumbarda (Korčula) | €620,000 | €2,450 | 4.7% | 3.4% | €900,000 | €3,700 | 4.9% | 3.5% | €1,300,000 | €5,500 | 5.1% | 3.6% |
| Mali Lošinj (Lošinj) | €560,000 | €2,250 | 4.8% | 3.5% | €850,000 | €3,450 | 4.9% | 3.6% | €1,240,000 | €5,000 | 4.8% | 3.5% |
| Malinska (Krk) | €500,000 | €2,150 | 5.2% | 3.9% | €740,000 | €3,350 | 5.4% | 4.1% | €1,060,000 | €4,850 | 5.5% | 4.1% |
| Novalja (Pag) | €420,000 | €2,050 | 5.9% | 4.2% | €610,000 | €3,100 | 6.1% | 4.4% | €870,000 | €4,550 | 6.3% | 4.5% |
| Rab Town/Palit (Rab) | €410,000 | €1,750 | 5.1% | 3.8% | €620,000 | €2,700 | 5.2% | 3.9% | €900,000 | €4,000 | 5.3% | 4.0% |
| Stari Grad (Hvar) | €390,000 | €1,700 | 5.2% | 3.9% | €590,000 | €2,600 | 5.3% | 4.0% | €850,000 | €3,800 | 5.4% | 4.0% |
| Supetar (Brač) | €470,000 | €2,050 | 5.2% | 4.0% | €680,000 | €3,150 | 5.6% | 4.2% | €960,000 | €4,550 | 5.7% | 4.3% |
| Sutivan (Brač) | €610,000 | €2,350 | 4.6% | 3.3% | €890,000 | €3,600 | 4.9% | 3.5% | €1,260,000 | €5,300 | 5.0% | 3.6% |
| Vela Luka (Korčula) | €360,000 | €1,500 | 5.0% | 3.8% | €520,000 | €2,250 | 5.2% | 3.9% | €760,000 | €3,300 | 5.2% | 3.9% |
| Vis Town/Kut (Vis) | €600,000 | €2,300 | 4.6% | 3.2% | €880,000 | €3,500 | 4.8% | 3.3% | €1,250,000 | €5,200 | 5.0% | 3.5% |
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Which neighborhoods offer the best net yield among areas people actually want to live in the Croatian Islands?
The best net-yield neighborhoods among areas people actually want to live in the Croatian Islands are Supetar, Malinska, Stari Grad, Rab Town/Palit and Krk Town.
These areas combine net yields around 3.8% to 4.3% with practical access, real tenant depth and better resale liquidity than smaller, harder-to-reach villages.
The strongest pure yield in the table is Novalja, with estimated net yields of 4.2% to 4.5%. For a beginner, the trade-off is that Novalja is more seasonal and more exposed to nightlife-linked demand than Supetar or Malinska.
Supetar works because it is Brač’s main ferry hub. A 3-bedroom villa is estimated at €680,000 with €3,150 monthly rent, giving 5.6% gross yield and 4.2% net yield.
Malinska and Krk Town benefit from Krk’s bridge access to the mainland and the Rijeka airport region. That makes them less purely dependent on summer island tourism than Hvar, Vis or parts of Korčula.
The practical takeaway is that the best beginner choice is usually not the most famous island address. Hvar Town, Sutivan, Lumbarda and Vis Town/Kut feel more special, but the buyer pays for scarcity, views and lifestyle value.
Where can I find villas with above-average yields and below-average entry prices in the Croatian Islands?
The clearest Croatian Islands areas with above-average yields and below-average entry prices are Stari Grad, Supetar, Vela Luka, Rab Town/Palit and Novalja.
These areas sit below the prime Hvar, Brač and Korčula prestige price band while still producing estimated net yields around 3.8% to 4.5%.
Stari Grad is the cleanest Hvar example. A 3-bedroom villa is estimated at €590,000, compared with €1.35 million in Hvar Town, yet the estimated net yield is 4.0%.
Supetar gives a similar Brač pattern. Its 3-bedroom villa entry price of about €680,000 is lower than Sutivan’s €890,000 and Bol’s €920,000, while its estimated 4.2% net yield is higher than both.
Vela Luka has the lowest entry point in the table, at about €360,000 for a 2-bedroom villa and €520,000 for a 3-bedroom villa. The discount reflects distance, weaker foreign-buyer visibility and less instant prestige than Korčula Town or Lumbarda.
The warning is resale. Cheap island villas are not automatically good investments if the discount comes from poor road access, old construction, no parking, unclear title, agricultural land friction or weak rental visibility.
Where does the rent level justify the purchase price most clearly in the Croatian Islands?
The rent level most clearly justifies the purchase price in Supetar, Malinska, Novalja and Stari Grad.
These areas generate monthly rents that are high enough relative to acquisition cost, rather than relying only on low purchase prices.
Supetar’s 4-bedroom villas show €4,550 monthly rent on an estimated €960,000 purchase price. That gives a 5.7% gross yield and 4.3% net yield, the strongest risk-adjusted Brač result in the table.
Malinska is also rational because its rent is supported by access. A 4-bedroom villa at €1.06 million with €4,850 monthly rent gives 5.5% gross yield and 4.1% net yield.
Hvar Town is different. Its rents are very high, with €8,200 per month for a 4-bedroom villa on a stabilized basis, but the estimated purchase price of €1.9 million lowers the net yield to 3.6%.
The real signal is that Hvar Town is more liquid and prestigious, while Supetar and Malinska are more income-rational. A beginner focused on rental income should prefer the latter unless lifestyle use or capital preservation is also important.
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Where is the best place to buy for stable rental income rather than maximum yield in the Croatian Islands?
The best Croatian Islands areas for stable villa rental income are Krk Town, Malinska, Supetar, Korčula Town and Mali Lošinj.
These areas are not always the highest-yielding, but they have deeper tenant pools and better year-round usability than more remote or more seasonal island locations.
Krk Town and Malinska benefit from bridge access, mainland proximity and stronger off-season practicality. That reduces vacancy risk compared with ferry-dependent islands such as Vis or parts of Korčula.
Supetar is stable because it is Brač’s main access point. A 3-bedroom villa gives an estimated 4.2% net yield, but the bigger appeal is that families, remote workers and longer-stay tenants can use the location more easily than Bol or remote inland villages.
Mali Lošinj has a lower estimated net yield, around 3.5% to 3.6%, but its wellness, marina and shoulder-season profile make it less dependent on only July and August pricing.
The honest interpretation is that stable markets rarely look spectacular on paper. Novalja may show higher yield, but Krk, Malinska and Supetar are usually easier for a beginner to manage.
Which villa type gives the best return for the lowest total investment in the Croatian Islands?
The villa type that gives the best return for the lowest total investment in the Croatian Islands is usually the 3-bedroom villa.
Across the Croatian Islands, 3-bedroom villas offer better tenant depth than 2-bedroom villas and lower maintenance risk than 4-bedroom villas.
The table shows this clearly in Supetar. A 2-bedroom villa gives 4.0% net yield, a 3-bedroom villa gives 4.2% net yield, and a 4-bedroom villa gives 4.3% net yield.
The 4-bedroom yield is slightly higher in Supetar, but the acquisition cost rises from €680,000 for a 3-bedroom villa to €960,000 for a 4-bedroom villa. That means more capital is tied to one property, with more cleaning, more repairs and higher pool or garden exposure.
In Malinska, the 3-bedroom format is also efficient. A 3-bedroom villa costs about €740,000, rents for €3,350 per month and gives 4.1% net yield, similar to the 4-bedroom version but with a lower total ticket.
For a beginner, the 3-bedroom villa is the safest compromise. It is large enough for family demand, manageable to maintain, and easier to resell than a very large luxury villa.
We give you more details in the our real estate pack about the Croatian Islands.
Which neighborhoods offer strong rental income with the lowest vacancy risk in the Croatian Islands?
The Croatian Islands neighborhoods that combine strong rental income with lower vacancy risk are Malinska, Krk Town, Supetar, Korčula Town and Mali Lošinj.
These areas have enough rent to matter, but they are not as dependent on narrow luxury demand or short party-season demand as Hvar Town, Vis Town/Kut or Novalja.
Malinska’s 4-bedroom villas generate an estimated €4,850 monthly rent and 4.1% net yield. Krk Town’s 4-bedroom villas generate about €4,800 monthly rent and 3.8% net yield.
The lower yield in Krk Town is offset by practical access and liquidity. For a foreign buyer, that can matter more than a few decimal points of yield.
Supetar’s 3-bedroom villas are especially attractive because the entry price is lower than Bol or Sutivan, while rent remains strong. That creates a better income-stability mix than more famous but more seasonal Brač areas.
Korčula Town has a useful middle position. It is more recognized than Vela Luka, less expensive than Lumbarda, and has a real town center that supports longer stays.
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Which areas look overpriced relative to their rental income in the Croatian Islands?
The Croatian Islands areas that look most overpriced relative to rental income are Hvar Town, Sutivan, Lumbarda and Vis Town/Kut.
These are excellent lifestyle locations, but they are weaker pure rental-yield locations because villa prices are high relative to stabilized rent.
Hvar Town is the clearest case. A 2-bedroom villa costs about €980,000 and rents for €3,600 per month, giving only 3.1% net yield.
The 4-bedroom Hvar Town villa improves to 3.6% net yield, but the purchase price is about €1.9 million. That makes the income case much less efficient than Supetar, Malinska or Novalja.
Sutivan is also expensive for income. A 3-bedroom villa is estimated at €890,000, with €3,600 monthly rent and 3.5% net yield.
Lumbarda has similar pressure. Its 3-bedroom villas show 3.5% net yield, weaker than Korčula Town’s 3.8%, because beach and bay prestige pushes prices up faster than long-stay rents.
Which neighborhoods should I avoid even if the rental yield looks attractive in the Croatian Islands?
Beginners should be careful with Novalja, Vela Luka and remote inland or poorly accessed villa pockets on Hvar, Korčula, Pag and Vis, even when the yield looks attractive.
The issue is not the yield number alone. The real issue is rental depth, seasonality, access and resale liquidity.
Novalja has the best estimated net yield in the table, up to 4.5% for 4-bedroom villas. But the demand profile is more seasonal and more nightlife-linked than Krk, Supetar or Korčula Town.
Vela Luka is affordable and gives around 3.8% to 3.9% net yield, but it has weaker international recognition than Korčula Town or Lumbarda. That affects both rental visibility and resale liquidity.
Remote villas can look attractive because the purchase price is low. But if the road is narrow, the title is complicated, the property has no reliable parking, or the pool and garden are costly to maintain, the real net yield can collapse.
The avoid rule is practical. A beginner should avoid properties where the yield depends on perfect summer occupancy, heavy owner management or a future resale buyer who may be hard to find.
Which neighborhoods look risky even though the rental yield is high in the Croatian Islands?
The Croatian Islands neighborhoods that can look risky even though yield is high are Novalja, Vela Luka and lower-priced Rab, Korčula and Hvar fringe villages.
Their headline yields are supported by lower purchase prices, but the risk-adjusted return may be weaker if tenant demand is narrow or seasonal.
Novalja’s estimated 4.4% to 4.5% net yield for 3-bedroom and 4-bedroom villas is attractive. The risk is that income depends more heavily on tourism peaks and short-stay demand than on stable family or relocation tenants.
Vela Luka’s 3-bedroom villa yield of about 3.9% net looks good, but the lower entry price reflects distance from the island’s most recognized tourist and buyer locations. That can slow resale.
Some Rab Town/Palit villas look more stable because Rab has family-tourism demand and lower entry prices. But older stock, weaker international visibility and renovation needs can make property selection very important.
A safer alternative is to accept slightly lower yield in Malinska, Krk Town or Supetar, where the tenant pool is broader and the resale story is easier to explain.
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What neighborhoods should I avoid when buying a rental villa in the Croatian Islands?
For a beginner rental-villa investor, the avoid list is remote inland villages with weak access, low-visibility parts of Vela Luka unless heavily discounted, nightlife-dependent Novalja villas without strong management, and overpriced prestige pockets in Hvar Town, Lumbarda, Sutivan and Vis if the goal is income.
This is not a lifestyle judgment. Hvar Town, Lumbarda, Sutivan and Vis can be wonderful places to own.
The problem is that estimated net yields often sit near 3.1% to 3.6%, below the best income markets in the Croatian Islands.
Vela Luka should not be avoided completely. It should be approached with a lower price, clean title, good road access, parking and a property that does not need heavy renovation.
Novalja should be avoided by passive beginners unless they have a strong rental operator. Its yields are high, but the income is more exposed to summer seasonality, guest turnover and party-market volatility.
The safest beginner rule is to avoid any Croatian Islands villa where access, parking, legal title, construction condition or pool and garden maintenance cannot be checked before purchase.
Which neighborhoods are seeing rental demand weaken, and why, in the Croatian Islands?
The Croatian Islands neighborhoods where rental demand appears most vulnerable are over-seasonal Novalja stock, overpriced Hvar Town luxury villas, remote Vis villas and weaker Vela Luka properties.
The issue is not falling tourism overall. The issue is that rents, costs and buyer expectations have moved faster than some tenant pools.
Croatia recorded 21.8 million tourist arrivals and 110.1 million overnight stays in 2025, including 104.6 million overnight stays on the Adriatic coast. That supports villa demand, but overnight-stay growth was only about 1% versus 2024, so owners cannot assume unlimited demand growth will rescue an overpriced villa.
Novalja demand is not disappearing, but it is more sensitive to season length and guest mix. If a villa is priced for peak weeks but has weak shoulder-season appeal, the annualized yield can disappoint.
Hvar Town faces a different problem. Demand is strong, but a buyer paying nearly €1 million for a 2-bedroom villa needs strong occupancy to exceed a 3.1% net yield.
This is mostly temporary-to-cyclical weakness rather than structural collapse. For beginners, the right response is to negotiate harder and buy only properties with clear summer and shoulder-season appeal.
Which neighborhoods are seeing new developments that could create stronger rental demand in the Croatian Islands?
The Croatian Islands areas where new developments could create stronger rental demand are Krk and Malinska, Supetar, Novalja, and selected Korčula Town and Lumbarda areas.
These areas benefit when better roads, marinas, airport access, renovated waterfronts or upgraded tourist infrastructure improve renter convenience.
Krk and Malinska are structurally advantaged because Krk is connected by bridge. Newer villas there can serve both holiday renters and longer-stay mainland-linked tenants.
Supetar benefits when Brač’s ferry logistics and local amenities improve. Because Supetar is the island’s main gateway, better services tend to support the whole family-rental market, especially 3-bedroom villas.
Novalja development can cut both ways. More tourist infrastructure can support rental demand, but too much similar villa and apartment supply can increase competition.
Korčula Town and Lumbarda are more constrained. New high-quality supply can command rent premiums, but if purchase prices rise faster than rents, net yields may not improve.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in the Croatian Islands?
The Croatian Islands neighborhoods becoming more attractive to renters because of transport convenience are Krk Town, Malinska and Supetar.
For villas, easier access can be as valuable as a sea view because families, remote workers and longer-stay guests care about the full arrival experience.
Krk and Malinska benefit from bridge access and proximity to the Rijeka and Kvarner region. This supports weekend use, longer stays, easier maintenance and a broader tenant base than islands requiring longer ferry logistics.
Supetar benefits from its role as Brač’s main ferry hub. A 3-bedroom villa there gives 4.2% net yield, better than Bol’s 3.7% and Sutivan’s 3.5%, while still offering practical access.
Transport improvements help 3-bedroom villas most. Families and remote workers care about parking, ferry reliability, clinics, supermarkets and travel time.
The trade-off is that accessible areas may feel less exclusive. But for rental income, convenience often beats romance.
Which neighborhoods have become less attractive for villa investors over the last 12 months in the Croatian Islands?
The Croatian Islands neighborhoods that have become less attractive for yield-focused villa buyers are Hvar Town, Sutivan, Lumbarda and Vis Town/Kut.
They remain desirable, but price growth and scarcity premiums have compressed villa rental yields.
Hvar municipality’s April 2026 asking price was €4,502 per sqm, up 8.35% from April 2025 and above the Split-Dalmatia county average. That helps existing owners, but it makes new rental-yield purchases harder to justify.
In the table, Hvar Town’s 2-bedroom net yield is only 3.1%. Sutivan’s 2-bedroom net yield is 3.3%, while Vis Town/Kut is 3.2%.
The reason is simple. Buyers are paying for scarcity, sea views, privacy and brand value, and tenants do not always pay enough extra rent to keep yields high.
These neighborhoods are still good places to live or hold long term. They are just weaker for a beginner whose main goal is rental income.
Which villa types are becoming harder to rent in the Croatian Islands, and in which neighborhoods?
The villa type becoming harder to rent in the Croatian Islands is the expensive 4-bedroom villa in narrow seasonal or prestige markets, especially Hvar Town, Vis Town/Kut, Lumbarda and parts of Sutivan.
These villas can earn high rent, but the tenant pool is narrower and operating costs are heavier.
A Hvar Town 4-bedroom villa rents for an estimated €8,200 per month on a stabilized basis, but costs about €1.9 million, giving only 3.6% net yield.
Vis Town/Kut has a similar issue. A 4-bedroom villa gives about 3.5% net yield, but ferry dependence and limited modern turnkey stock can make marketing and maintenance harder.
Two-bedroom villas can also be difficult in some places because they compete with apartments and smaller holiday homes. In Hvar Town and Korčula Town, many renters who do not need private land may choose a central apartment instead.
For beginners, the most durable villa type remains the 3-bedroom villa in Supetar, Malinska, Krk Town, Stari Grad or Korčula Town. It fits family budgets better, has manageable upkeep and is easier to resell than a very large luxury villa.
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INSIGHTS
These insights are drawn from the Croatian Islands villa rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential villa to rent out.
You’ll find even more insights in our our real estate pack about the Croatian Islands.
- Novalja has the highest Croatian Islands net yields, but the income story is not the cleanest. The strong 4.2% to 4.5% net yield range comes with more seasonal and nightlife-linked demand.
- Supetar offers the best Brač yield-liquidity balance. It is not as glamorous as Bol or Sutivan, but ferry access supports stronger practical demand and better beginner manageability.
- Hvar Town rents are high, but purchase prices absorb much of the rental income. The 4-bedroom villa rent of €8,200 per month looks impressive, yet the estimated €1.9 million purchase price keeps net yield at 3.6%.
- Malinska’s 3-bedroom villas look unusually balanced. The estimated €740,000 purchase price, €3,350 monthly rent and 4.1% net yield are supported by bridge access and broad family demand.
- Stari Grad is the value side of Hvar. It gives lower entry prices than Hvar Town while still producing about 4.0% net yield for 3-bedroom and 4-bedroom villas.
- Sutivan is attractive for lifestyle buyers, but its premium pricing weakens rental-income returns. The location can be desirable, but a 3.5% net yield for 3-bedroom villas is not a strong income signal.
- Four-bedroom villas usually rent well in the Croatian Islands, but they are not automatically better investments. Pool care, garden work, repairs, housekeeping and vacancy risk can reduce the difference between gross and net yield.
- Two-bedroom villas offer the lowest entry point, but not always the strongest yield. They can also compete with apartments and smaller holiday homes, especially in famous town centers.
- Three-bedroom villas are the safest beginner format across Brač, Krk, Hvar and Korčula. They fit family demand, keep costs more manageable, and usually have better resale depth than very large villas.
- Vis Town has prestige and scarcity, but ferry dependence keeps net yields modest. The villa market can work for lifestyle buyers, but it is less forgiving for passive rental-income buyers.
- Korčula Town is more rational than Lumbarda for income. Lumbarda has beach and bay appeal, but prices are pushed higher, while Korčula Town has a more usable town-center demand base.
- Rab Town/Palit is lower-profile but useful for steady yields. Net yields near 3.8% to 4.0% are not spectacular, but the lower price base makes the income case easier to understand.
- Mali Lošinj has longer wellness-season appeal, but scarcity keeps yields moderate. Buyers should treat it as a stability and lifestyle market rather than a maximum-yield market.
- Vela Luka is cheap, but cheap is not the same as liquid. The lower entry price helps yield, yet weaker international visibility can slow both rentals and resale.
- Croatian Islands villas need higher cash reserves than apartments. Land, pools, gardens, exterior repairs, security, storms, salt air and remote management all matter more for villas than for smaller residential units.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield across the Croatian Islands, we built our own analysis manually from the ground up by neighborhood and villa type. For each area, we looked separately at 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas, using comparable villa formats where possible.
For each segment, we manually researched current residential sale listings across major Croatian real estate platforms such as Nekretnine.hr, Indomio.hr, and RealEstateCroatia.hr. We did not reuse a third-party yield dataset.
For each neighborhood and villa type, we collected comparable sale listings ourselves, then removed duplicates, excluded non-comparable properties, filtered out unrealistic asking prices, and cleaned out luxury outliers, distressed assets, serviced-style offers, incomplete listings and other properties that would distort the estimate.
We then estimated a realistic purchase price for each segment. The median price was used as the main reference where possible, while the average was used only when the sample was clean enough to avoid distortion.
We built the rental side of the dataset separately. For the same neighborhood and villa type, we manually reviewed rental listings, removed outliers and non-comparable offers, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and villa type to estimate gross rental yield. Gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we avoided applying one flat discount to every property. The deduction was adjusted by neighborhood and villa type because a small central apartment, a townhouse, and a large island villa should not be treated as if they have the same operating cost profile.
For villa markets, the net-yield adjustment gives special attention to vacancy risk, maintenance, property management, agent fees, tax friction, utilities, repairs, furnishing, service costs, pool care, garden care, security, access, privacy, rental model, seasonality and resale liquidity when those inputs are available in the raw data.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality and rigor are at the core of our work, and they are also what you will find in our real estate pack about the Croatian Islands.
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